PAINTING POLICY
Your lease specifically states: “The Resident(s) shall make no alterations or additions in or to the
premises without the WRITTEN CONSENT OF THE OWNER. This specifically includes painting. Any room that is painted without written authorization from the Owner will be subject to a minimum $250 repainting charge whether or not the Owner chooses to repaint the room at that time.”
The Owner recognizes that many Residents wish to repaint and decorate their apartments and the intention of this policy is not to be unreasonable but to maintain control. It should be understood that many of the properties and especially bedrooms get repainted every year and that over time they begin to look really “goopy” and bad. The quality of the paint job will be as important to the Owner as the color. If paint is overlaid on any ceiling or splattered onto the woodwork, floor or trim then it will be CONSIDERED DAMAGE and charges will apply. If you cannot paint a straight line against the white ceiling then please hire someone who can.
To obtain permission the procedure is to provide paint samples to the office well in advance of painting or purchasing any materials. Leave your name, address and phone # for a quicker response and tell us what room you want to paint (i.e.: bedroom 2B, etc.) We will call you to discuss within a day or so. The color sample you use must be placed into the Owner’s file with your name, room # and approval signature or the resident may be charged at the end of the year for repainting.
ABSOLUTE RULES:
- All ceilings must remain white in the Owner’s standard white color.
- No previously Un-painted trim shall be painted.
- No Trim shall be painted any color other than the Owner’s standard white color.
- Common area walls (Living Rooms, bathrooms, kitchens, hallways) are to generally remain in the Owner’s standard cream color unless very specific permission is given in writing. (Make sure you get a signature!)
- Any spackling or plaster repair should be sanded smooth so that it is not detectable after painting or it is considered damage after paint has been applied.
- Double Stick Tape is not allowed and is considered damage.
- Bedroom walls should use a FLAT, SATIN, or EGGSHELL sheen paint. Please state your preference in your request. (Tip: The older the house and the worse shape the drywall or plaster is in the more you want to use a flat sheen to hide the imperfections. However, flat paint will mark easily with fingerprints and is not cleanable). Find a balance. Do not use a semi-gloss or gloss paint on any walls.
- Dark Colors (Black, Dark Brown, Navy, Forest Green, etc.) will not be allowed.
COLORS:
Colors that have the best chance of immediate approval are pastel having a very low amount of pigment such that they could be covered easily (less coats) should the next person wish to repaint again. The color you pick should have a reasonable chance of the next person liking it (in the Owner’s opinion) or it probably won’t be allowed. We recommend that you keep your wall color very light and decorate with contrasting curtains, bedspreads, or other furniture items. Typical colors that cause trouble are: UK blue, Red, Lemon Yellow, Orange, Hot Pink and colors that are too bold and/or overpowering for the space. People either love them or hate them and unfortunately, the chance of someone else liking it after you leave is slim.
PATCHING WALLS:
If you have small nail holes in your walls, they can be easily patched with spackling. All patching MUST BE SANDED smooth using either a wet sponge or sandpaper such that the patch is no longer visible.
Often these areas will need to be primed before you paint.
Do not use caulk to fill holes in the middle of a wall or trim surface. It cannot be sanded. Caulk is designed to be flexible for around painted trim and areas that expand and contract.
If you have a large hole or area you do not know how to handle, please call and ask for help!
Thanks.